I attempt to keep my equity as low as I can but sometimes it gets a little high (I have a few units were for various reasons my equity is above 50% of value which is not leveraging the money well).Here is what I use for my cash flow numbers: Rent - Mortgage - Escrow (tax and insurance) - Cap expense (see above) - 10% rent (maintenance and vacancy: I actually have so far experienced less than 10% for vacancies and maintenance but I have a cheap dedicated maintenance person and take good care of our tenants) - incidentals (I have 3 units that I provide gardener and 2 units that I pay water/trash). 

(These "little things" will make an older house look and feel new easily and with a very small investment of your capital)Landscaping and exterior paint/pressure washing.

Looking to start my real estate investment career with a 1 bedroom condo in Queens (Rego Park, Kew Gardens, Sunnyside) or possibly NJ (Weehawken, West New York).  

:Up and Coming Duplex2 bed 1 bath unit that will rent for around $1600 (conservative estimate)1 bed 1 bath for $1000annual taxes 5kBeautiful street with walk to quaint shops and restaurants, should virtually 0 vacancy due to Portland rental market.Rent ready(new paint, solid appliances, refinished hardwood floors, mature low maintenance landscaping ) but could improve 1 bed unit for several thousand only.Will likely sell for around 450K+(similar property 6 months ago went for that, I offered 430K and missed out)Should I put in an offer and for how much?

We want to spend some money to improve this cul-de-sac, as it hurts all of our property values having big holes in the driveways and no landscaping (just weeds) and kudzu crawling around. 

Price: 495KAmount needed to rehab: We are guessing about 12k for cosmetic landscaping and signage.

If you want to be sure it is done, yes hire someone to do it or do it yourself.I used to have a landscape company, and we did blowouts every year.  

Interiors including kitchens and baths, exterior architectural color with landscape and hardscape.

During my ownership, the HOA redid the landscaping and roof, which made the deal more enticing.

We had to add backyard landscaping, and created a basement apartment.